Boarding homes looking at expensive upgrades

Updated 11:45 am, Thursday, October 18, 2012

Three men were killed in the late-night blaze, and one remains in critical condition at the The Amistad Residential Facility Wedensdsay. Paul Galvez describes his escape. Video by Henry Valadez Jr.

Media: San Antonio Express-News

When an officer with the city's code enforcement department visited Marco Cabrera's boarding homes for mentally disabled men last spring, he told Cabrera to install sprinkler systems in the two-story Victorian and a separate duplex — or else.

“He said, 'I can turn your electricity off,'” said Cabrera, who had managed the boarding homes on Aganier Street north of downtown since taking them over from the previous operator in November 2011. “I was in compliance with everything except a sprinkler system. And I knew there was no way the owners were going to put that kind of money into the home.”

So, in July Cabrera closed his operation, which had housed about 16 men, all of whom paid the $500-a-month room and board with disability checks.

As the city works to craft a boarding-home ordinance that would require all facilities to install sprinkler systems and commercial-grade wiring — at an average cost of about $30,000 — as well as other rules, this scenario worries advocates for the mentally ill, who comprise the majority of residents.

The City Council reviewed the proposal last week. Another meeting and public hearing will be scheduled before the council votes on the measure.

Photo: Kin Man Hui, San Antonio Express-News

Image 1of/24

Caption

Close

Image 1 of 24

Jennifer Keith, who has bipolar disorder, moved into Evolution House two months ago and pays for the room she shares with two other women with her monthly disability check.

Jennifer Keith, who has bipolar disorder, moved into Evolution House two months ago and pays for the room she shares with two other women with her monthly disability check.

Photo: Kin Man Hui, San Antonio Express-News

Image 2 of 24

Ricardo Perez, who has bipolar disorder and schizophrenia, sits in his well-furnished private room at New Vista Lodge. He has lived in the boarding home for eight years.

Ricardo Perez, who has bipolar disorder and schizophrenia, sits in his well-furnished private room at New Vista Lodge. He has lived in the boarding home for eight years.

Photo: Kin Man Hui, San Antonio Express-News

Image 3 of 24

Pastor Ascension “Mike” Torres offers a Bible lesson to residents of the Iron Sharpen Iron boarding home. It has been cited for needing upgrades to its fire-safety equipment.

Pastor Ascension “Mike” Torres offers a Bible lesson to residents of the Iron Sharpen Iron boarding home. It has been cited for needing upgrades to its fire-safety equipment.

Photo: Kin Man Hui, San Antonio Express-News

Image 4 of 24

This is the bathroom at one local boarding home.

This is the bathroom at one local boarding home.

Photo: Kin Man Hui, San Antonio Express-News

Image 5 of 24

This moldy minifridge at one of the city’s boarding homes contains few items.

This moldy minifridge at one of the city’s boarding homes contains few items.

Photo: Kin Man Hui, San Antonio Express-News

Image 6 of 24

Fernando A. Mendoza, 75, who resides at a local boarding home, hides his coffee so as not to have it all consumed by other residents. Though he has had issues staying at Haven for Hope, the former welder said he would put up with issues there instead of living in sub-par conditions at the boarding home which he pays about $250 a month.

Fernando A. Mendoza, 75, who resides at a local boarding home, hides his coffee so as not to have it all consumed by other residents. Though he has had issues staying at Haven for Hope, the former welder said

Fernando A. Mendoza, 75, who resides at a local boarding home, counts down the time to when he can leave the poor conditions of the home and return to Haven for Hope. Though he has had issues staying at Haven for Hope, the former welder said he would rather stay there instead of living in sub-par conditions at the boarding home which he pays about $250 a month.

Fernando A. Mendoza, 75, who resides at a local boarding home, counts down the time to when he can leave the poor conditions of the home and return to Haven for Hope. Though he has had issues staying at Haven

The makeup area of Evolution House which provides residence for women. The home is one of many that have been scrutinized by the city to upgrade, among many things, fire safety systems such as water sprinklers and smoke alarms.

The makeup area of Evolution House which provides residence for women. The home is one of many that have been scrutinized by the city to upgrade, among many things, fire safety systems such as water sprinklers

Evolution House does not dispense medication nor offer medical services. Any medication taken by residents are stored in their lockers.

Evolution House does not dispense medication nor offer medical services. Any medication taken by residents are stored in their lockers.

Photo: Kin Man Hui, San Antonio Express-News

Image 10 of 24

Renada Mathis has lived in Evolution House since march after leaving an abusive relationship. Those diagnosed with schizophrenia, Mathis does work to help pay the cost of staying at the home.

Renada Mathis has lived in Evolution House since march after leaving an abusive relationship. Those diagnosed with schizophrenia, Mathis does work to help pay the cost of staying at the home.

Photo: Kin Man Hui, San Antonio Express-News

Image 11 of 24

Stephen Aguilar watches a movie in the common room of an assisted living facility. Aguilar has been living at the facility for three years at the facility which has been operating without a state license.

Stephen Aguilar watches a movie in the common room of an assisted living facility. Aguilar has been living at the facility for three years at the facility which has been operating without a state license.

Photo: Kin Man Hui, San Antonio Express-News

Image 12 of 24

In Ricardo Perez's room at New Vista Lodge boarding home, a picture of the Three Stooges hangs beside a cross and image of Jesus Christ. The boarding home was one of many who have been recently scrutinized by the city to upgrade the facility in areas of safety such as adding a fire safety water sprinkler system.

In Ricardo Perez's room at New Vista Lodge boarding home, a picture of the Three Stooges hangs beside a cross and image of Jesus Christ. The boarding home was one of many who have been recently scrutinized by

Stephen Aguilar heads up the stairs to his room at an assisted living facility. Aguilar has been living there three years at the facility which has been operating but without a state license.

Stephen Aguilar heads up the stairs to his room at an assisted living facility. Aguilar has been living there three years at the facility which has been operating but without a state license.

Photo: Kin Man Hui, San Antonio Express-News

Image 14 of 24

Esperanza Lozano has been living at New Vista Lodge on Norfleet Street for five years. The boarding home was one of many that have been scrutinized by the city to upgrade many aspects of the facility - notably leveling the foundation and the addition of a water sprinkler fire safety system.

Esperanza Lozano has been living at New Vista Lodge on Norfleet Street for five years. The boarding home was one of many that have been scrutinized by the city to upgrade many aspects of the facility - notably

Jesse Brooks, 23, who was the fourth person to die after a fire at a group home on the 300 block of West Norwood about 10:30 p.m. on Wednesday. COURTESY

Jesse Brooks, 23, who was the fourth person to die after a fire at a group home on the 300 block of West Norwood about 10:30 p.m. on Wednesday. COURTESY

Image 17 of 24

San Antonio EMS paramedics transport a victim from residence on the 300 block of West Norwood. A fire broke out late Wednesday night August 15, 2012. Three men with alleged mental disabilities died in the blaze and another person is in critical condition .Courtesy photo/Henry Valadez, Jr.

San Antonio EMS paramedics transport a victim from residence on the 300 block of West Norwood. A fire broke out late Wednesday night August 15, 2012. Three men with alleged mental disabilities died in the blaze

An investigation continues at a residence on the 300 block of West Norwood after a fire broke out late Wednesday night resulting in the deaths of three men with alleged mental disabilities. Another person is in

San Antonio Fire Chief Charles Hood speaks Thursday morning about a fire that broke out late Wednesday night on the 300 block of West Norwood that resulted in the deaths of three men. Another person is in

Investigators examine the charred front door of a residence on the 300 block of West Norwood Court that burned Wednesday night. Three men died in the blaze and another man is in critical condition. (Thursday

An investigator sifts through remnants at the scene of a fire on the 300 block of West Norwood Court Thursday August 16, 2012. The fire broke out Wednesday night and three people died. One other person is in

San Antonio Fire Chief Charles Hood speaks Thursday about a fire that broke out late Wednesday night on the 300 block of West Norwood that resulted in the deaths of three men. Another person is in critical

The regulation would cover boarding homes that house three or more unrelated elderly and/or mentally or physically disabled residents who don't require “personal care” services such as bathing, feeding or medication administration.

Advocates fear the high cost of the rules would force existing boarding homes to either close or surreptitiously change locations, driving some of them even deeper underground than they are today.

City officials said the high-dollar items are crucial to protect tenants.

“Given the type of population that is in these homes, we need to have things in place to give them every opportunity to get out in the event of a fire,” said Roderick Sanchez, director of the city's development services.

Most Popular

The sprinkler system requirement for commercial properties went into effect in March, three months after the city adopted the 2012 international building and fire codes last December.

Boarding home operators who register with the city by March 1, 2013, will have one year to make the expensive upgrades.

The city has had the authority to regulate boarding homes since 2009, but was galvanized into action by an August fire that killed four men.

Advocates say they want homes to be safe, but fear the expensive requirements will bring harmful consequences.

“We already have a dearth of housing options for people with mental illness,” said Robin Thorner, an attorney with Disability Rights Texas, an advocacy group. “If we over regulate boarding homes, some undoubtedly will shut down or move outside of city limits. This will turn an already vulnerable population into a homeless population, and will force some into the revolving cycle of state psychiatric hospitals or jails.”

State records show many of the dozen or so boarding homes in San Antonio that were licensed repeatedly violated standards — including fire safety, infection control and food safety — from 2006 to 2010.

After closing his home, Cabrera and a business partner scouted possible locations for a new place outside city limits to avoid the city codes. They settled instead on a former assisted-living facility in an industrial area on the North Side.

The building, a large brick structure that can house up to 40 men, already had a working sprinkler system. So Cabrera finally is in compliance.

But he notes that his new monthly costs — between $8,000 and $10,000 — far exceed the $3,000 he spent at his former operation and likely extend beyond the realm of what smaller operators can afford.

The fire at Amistad Residential Facility drove home the need for tough standards, Cabrera said, “but we don't want to force folks into homeless shelters or the streets” if homes close.

Fretting the expense

In its current form, the ordinance would require annual inspections that focus mainly on the safety of a home's physical structure and adherence to health codes, not the quality of care delivered, although inspectors will be trained to recognize abuse or neglect and to contact the appropriate state agencies.

In a dry run, inspectors recently fanned out to 10 boarding homes identified as top priority because of a comparatively high number of police, fire or code-compliance calls for service.

The city has identified 300 properties that might be operating as boarding homes.

“We believe there may be dozens or hundreds that just haven't come up on our radar yet,” Assistant City Manager David Ellison said.

Six of the 10 homes recently inspected lacked required city certificates of occupancy, which trigger inspections for fire safety, plumbing, electrical and other issues.

Evolution House, a boarding home for women at 1405 S. Hackberry St. on the East Side — which had 46 calls for police service in the past 18 months — topped the list.

An older, rambling facility that nonetheless looked clean, homey and orderly on a recent unannounced visit, it currently houses 21 women.

When inspectors showed up in September, they discovered the home lacked the certificate and revealed multiple deficiencies — a nonworking fire alarm panel, blocked exits, nonworking exit lights, open conductors in walls and other areas, trash and furniture piled in a side yard.

In October, the city told Targac he had to fix these problems — and repair the home's broken sprinkler system and install commercial-grade wiring.

“We're not going to be able to afford that,” said Targac. “We're going to have to close, and I bet most homes in the city will have to close. Then the city's going to have to take care of these people.”

The proposed one-year grace period in the ordinance doesn't mollify Targac, who said his home operates on the $84 a week members pay, which gets them a bed, laundry, TV, computers and basic meals.

“We operate this boarding home very frugally,” he said. “There is no room for any expensive upgrades. This is like asking a Motel 6 to raise their rates to Four Seasons levels. There would be no one who could afford to stay there.”

Jennifer Keith, 30, moved into Evolution House two months ago, after she became homeless when her father was sent to prison. She pays for the room she shares with two other women with her monthly disability check. She has bipolar disorder.

“I really like it here,” she said, sitting in her bedroom. “It's got everything I want, everything I need in a home.”

Linda McFadden, who has run three older, sprawling boarding homes in a scruffy, near-downtown neighborhood for more than a decade, said overly stringent regulation will make it harder to stay afloat in an already challenging industry.

She called the sprinkler requirement “ridiculous,” stating most operators aren't “rolling in dough.”

“But, you know, we do have to make a living,” she said.

Ordinance with teeth

Sanchez, with the city's development office, said the sprinkler requirement is necessary to battle a fire quickly. Smoke detectors, while vital, aren't enough.

“The Fire Department response time is four and a quarter minutes,” he said.

Operators with violations would be charged $500 to $2,000 a day until they get into compliance, Sanchez said. Homes with major, multiple infractions or operators who refuse to comply could be shuttered by the city.

One home that didn't pop up on the city's top 10 list was Doreen's Assisted Living at 1123 Pasadena St., north of downtown.

Owned by Doreen Silva, whose criminal background shows convictions for DWI, assault and felony arson, the small home with an exceedingly run-down exterior features a garage apartment, where Fernando Mendoza, 75, sat drinking beer from a Bill Miller plastic cup on a recent morning.

He let a visitor into his disheveled bedroom, which he shares with “the manager,” he said. Dank and cramped, the room revealed boxes of Ramen noodles and Stove Top stuffing, decrepit furniture, a moldy minifridge and a bathroom with a seatless toilet.

Mendoza said Silva and her manager regularly troll for clients outside Haven for Hope, a homeless center, and the downtown bus terminal, seeking to entice those with disability checks to the home.

Seven people — women and men — live in the main house, he said. No one answered the door on the recent morning, although it was open. Through a ripped door screen, a darkened front room revealed an unmade bed and paper and other debris scattered about the floor.

A retired welder, Mendoza said he didn't want to burden a grown daughter in Fort Worth with his housing needs. He said he was waiting for a ride back to Haven, desperate to leave the boarding home,

Silva “yells at us, she's awful,” he said. “Sometimes, all we get is baloney sandwiches or a hot dog. There's lot of fighting here, and drugs. People throw chairs around.”

A phone number listed for Silva on a public business record was disconnected. On Thursday night, a woman who answered the door — a box fanned whirred in a front window and cooking smells wafted — said she didn't know Silva's number. She took a reporter's business card. By press time, Silva hadn't called.

Cabrera, who holds a degree in human services, said some boarding homes should shut down.

A big problem, he said, is a rule that lets operators become “payees” for residents, meaning they get their monthly disability checks, which average $690.

Some unscrupulous managers keep most of the money, he said. The proposed ordinance doesn't address the payee issue.

Some operators also confiscate their tenants' food stamp cards, he added, and commit other acts of abuse or neglect.

Cabrera previously worked at a local drug treatment program and would visit clients in their respective boarding homes, where he saw a range of deplorable conditions.

“I was calling out this one owner on some bad stuff he was doing,” he recalled. “He took out this long knife and started cleaning his nails. Then he looked up at me and said, ‘Don't (mess) with me, or I'll (mess) with you.'”